Back-of-house extension drawings for Hastings homes — the glazed kitchen-diner across the rear, drawn to Hastings Borough Council's depth and daylight limits, delivered in days and revised free until your decision, with a free approval-odds check first.
Hastings Borough Council granted 90% of the householder planning decisions it made in its latest published year — 3 points above the 87% England-wide householder average. Hastings contains Burtons', St Leonards, Cornwallis Gardens, Hastings, Eversfield Place, St Leonards conservation areas (Old Town, Hastings designated 1968), so materials, fenestration and roof form are assessed against the appraisal, which is where a policy-literate drawing pack earns its keep. Its dominant Victorian (1837–1901) and Edwardian (1901–1910) housing stock sets the design brief on most streets.
Before permission is required, Class B allows 40m³ of added loft volume on a terrace and 50m³ on a semi or detached house, and Class A allows a 3m single-storey rear extension on a terrace or 4m on a detached house. In conservation areas such as Burtons', St Leonards, Cornwallis Gardens, Hastings and Eversfield Place, St Leonards those rights are removed, so we confirm your exact address before a line is drawn. A validated householder application in Hastings is determined against an 8-week statutory target.
Burtons', St Leonards (designated conservation area), Cornwallis Gardens, Hastings (designated conservation area), Eversfield Place, St Leonards (designated conservation area), Grosvenor Gardens (designated conservation area), Hastings Town Centre (designated conservation area), King's Road, St Leonards (designated conservation area), Magdalen Road, St Leonards (designated conservation area), Old Town, Hastings (conservation area designated in 1968), Castle (ward of Hastings), Central St Leonards (ward of Hastings), Maze Hill (ward of Hastings) and Old Hastings (ward of Hastings) — these are the Hastings pockets our drawings cover most. Heritage designations here include Burtons', St Leonards, Cornwallis Gardens, Hastings, Eversfield Place, St Leonards, Grosvenor Gardens, Hastings Town Centre, King's Road, St Leonards, Magdalen Road, St Leonards and Old Town, Hastings. Hastings Borough Council weighs each proposal against the adopted Hastings local plan and Hastings Borough Council's design guidance for householder work, where the 14,430 homes here are 63% pre-1900, 6% 1983-1992, 4% 1900-1918, which is what sets the realistic roof and rear-projection options. On roofs the borough is steeply pitched slate roofs, valley gutters and party parapets typical of pre-1900 building and trussed-rafter roofs typical of 1980s building, over Victorian and earlier houses (63% of 14,430 homes), 1980s estate houses (6%) and Edwardian houses (4%).
What is permitted in Hastings turns on designation first, so that is where we start: Burtons', St Leonards (designated conservation area), Cornwallis Gardens, Hastings (designated conservation area), Eversfield Place, St Leonards (designated conservation area), Grosvenor Gardens (designated conservation area), Hastings Town Centre (designated conservation area), King's Road, St Leonards (designated conservation area), Magdalen Road, St Leonards (designated conservation area) and Old Town, Hastings (conservation area designated in 1968). Inside those boundaries permitted development is curtailed and Hastings Borough Council assesses materials, window detail and roof form against the area's own appraisal, so a scheme that would be waved through two streets away can need a full application here.
Beyond the designated areas, Hastings takes in Castle, Central St Leonards, Maze Hill and Old Hastings. No Article 4 direction is recorded for Hastings Borough Council, but the district's 8 conservation areas still limit permitted development on those streets.
On stock, Hastings is Victorian and earlier houses (63% of 14,430 homes), 1980s estate houses (6%) and Edwardian houses (4%) — which is why steeply pitched slate roofs, valley gutters and party parapets typical of pre-1900 building and trussed-rafter roofs typical of 1980s building govern what a loft or rear projection can realistically be. Hastings Borough Council decided 109 householder applications in the latest published year and granted 90%, with 67% issued inside the eight-week target. We draw to that record rather than to a national average.
The full build-period split for Hastings runs pre-1900 3% (190 homes), 1900-1918 0% (30 homes), 1919-1929 0% (10 homes), 1930-1939 6% (350 homes), 1945-1954 3% (170 homes), 1955-1964 30% (1,850 homes), 1965-1972 33% (1,990 homes), 1973-1982 4% (260 homes), 1983-1992 5% (310 homes), 1993-1999 4% (220 homes) and 2000-2008 3% (170 homes). That distribution is why pre-1900 detailing dominates the drawings here, and it is measured from council-tax records rather than assumed from the street name.
Hastings Borough Council also decides for Castle, Central St Leonards, Maze Hill and Old Hastings, so a decision in Hastings sits inside a wider pattern of decisions we track across the same authority — useful when an officer cites a precedent from the next area over.
Published figures for Hastings and Hastings Borough Council. These are the numbers that decide what is realistic on your street, so we work from them rather than from national averages.
| Measure | Hastings |
|---|---|
| Dwellings recorded | 14,430 |
| Built pre-1900 | 190 (3%) |
| Built 1900-1918 | 30 (0%) |
| Built 1919-1929 | 10 (0%) |
| Built 1930-1939 | 350 (6%) |
| Built 1945-1954 | 170 (3%) |
| Built 1955-1964 | 1,850 (30%) |
| Built 1965-1972 | 1,990 (33%) |
| Built 1973-1982 | 260 (4%) |
| Built 1983-1992 | 310 (5%) |
| Built 1993-1999 | 220 (4%) |
| Built 2000-2008 | 170 (3%) |
| Built before 1919 | 68% |
| Built 1919–1939 | 7% |
| Built 1945–2008 | 23% |
| Conservation areas in Hastings | 8 (Burtons', St Leonards, Cornwallis Gardens, Hastings…) |
| Conservation areas district-wide | 18 |
| Article 4 directions recorded | 0 |
| Householder applications decided | 109 |
| Householder applications granted | 90% |
| Decided within 8 weeks | 67% |
Dwelling stock from VOA council-tax data at 31 March 2025; conservation-area and Article 4 counts from planning.data.gov.uk (MHCLG); decision figures are Hastings Borough Council's own, from MHCLG live table PS2 for the year to 31 March 2026.
The rear extension is the workhorse of Hastings home improvement — it is how a dark back kitchen becomes an open family room facing the garden. Because the borough is built largely from Victorian and earlier houses (63% of 14,430 homes), 1980s estate houses (6%) and Edwardian houses (4%), most back walls sit close to a neighbour on at least one side, and that proximity, not the design, is what Hastings Borough Council scrutinises. The council reads the proposal against the adopted Hastings local plan and Hastings Borough Council's design guidance for householder work, and the first line an officer draws is the 45-degree splay from the neighbour's nearest window.
So the drawings live or die on geometry. We set the depth against the exact permitted-development figure, hold the eaves and the flat-roof or lantern build-up under the 4-metre height ceiling, and show the projection tested against both the 45-degree plan angle and the 25-degree section angle to the neighbouring windows. Hastings contains Burtons', St Leonards, Cornwallis Gardens, Hastings, Eversfield Place, St Leonards conservation areas (Old Town, Hastings designated 1968), so materials, fenestration and roof form are assessed against the appraisal, so the rear elevation is composed around it rather than corrected after an objection.
Where the property sits in a conservation area — Burtons', St Leonards, Cornwallis Gardens, Hastings, Eversfield Place, St Leonards, Grosvenor Gardens, Hastings Town Centre, King's Road, St Leonards, Magdalen Road, St Leonards and Old Town, Hastings among Hastings's — the larger-home extension route is switched off and even a modest rear addition needs consent. No Article 4 direction is recorded for Hastings Borough Council, but the district's 8 conservation areas still limit permitted development on those streets. We confirm the designation before the survey.
Many single-storey rear extensions in Hastings are permitted development and need no application. You will normally need to apply to Hastings Borough Council, or use the larger-home prior-approval route, if any of these apply:
We draw the depth, the roof build-up and the daylight splays to each neighbour on the page — the tests Hastings Borough Council's officers apply first — and submit a validation-complete pack, whether that is a lawful development certificate, a larger-home prior-approval notice or a full householder application.
Below is Hastings Borough Council's real householder decision record, taken from official planning statistics and refreshed as new data lands. Hastings Borough Council granted 90% of 109 householder decisions in the year to 31 March 2026, 67% of them inside eight weeks. Rear extensions turn most often on neighbour daylight and depth, so a drawing pack that proves those tests upfront is decided faster and refused less often than a DIY submission.
Source: MHCLG planning application statistics (householder decisions, England, 1 April 2025 - 31 March 2026). Compare every borough on our London approval-rate league table.
Tell us about your project and get a fixed, no-obligation quote back within one working day. If you don't need planning permission at all, we'll tell you that too — for free.
Across Burtons', St Leonards, Cornwallis Gardens, Hastings and Eversfield Place, St Leonards, the approved rear extension is typically a single-storey glazed box within the depth limit, roofed either flat with a lantern or in a shallow mono-pitch, and finished in brick or render to match the host wall. On the borough's victorian and earlier houses (63% of 14,430 homes), keeping the projection to the permitted-development figure often avoids an application entirely; where owners want the full 6 metres, the larger-home route succeeds when the neighbour-consultation period passes without a sustained objection.
The 14,430 homes here are 63% pre-1900, 6% 1983-1992, 4% 1900-1918, which is what sets the realistic roof and rear-projection options. We keep the extension inside the daylight splays, set any glazed roof below the first-floor cill, and retain the garden depth Hastings Borough Council expects — so the back elevation answers the amenity case before a neighbour can lodge one. Two-storey rear extensions we draw with the 7-metre boundary gap and privacy screening resolved on the plan.
We draw rear extensions on every street in the borough. A few of the neighbourhoods where Hastings back-of-house projects come up most often:
Rear extension drawings for Burtons', St Leonards's designated conservation area — depth-checked, daylight-tested and drawn to Hastings Borough Council's guidance.
Rear extension drawings for Cornwallis Gardens, Hastings's designated conservation area — depth-checked, daylight-tested and drawn to Hastings Borough Council's guidance.
Rear extension drawings for Eversfield Place, St Leonards's designated conservation area — depth-checked, daylight-tested and drawn to Hastings Borough Council's guidance.
Rear extension drawings for Grosvenor Gardens's designated conservation area — depth-checked, daylight-tested and drawn to Hastings Borough Council's guidance.
Rear extension drawings for Hastings Town Centre's designated conservation area — depth-checked, daylight-tested and drawn to Hastings Borough Council's guidance.
Rear extension drawings for King's Road, St Leonards's designated conservation area — depth-checked, daylight-tested and drawn to Hastings Borough Council's guidance.
How far you can extend at the back in Hastings depends on your house type and the route you take. This is how the options compare.
| Route | Depth allowed | Consent needed | What Hastings Borough Council checks |
|---|---|---|---|
| Standard permitted development | 3m terrace/semi · 4m detached | Lawful development certificate (optional) | Depth, 4m height, materials |
| Larger-home prior approval | 6m terrace/semi · 8m detached | Prior-approval notice + neighbour consultation | Neighbour objections on amenity |
| Full householder application | Beyond the above, or two-storey | Full planning permission | Daylight (45°/25°), bulk, garden retained |
| Conservation area | Case by case | Full planning permission | Character, roof form, boundary treatment |
The larger-home route is switched off on designated land — conservation areas such as Burtons', St Leonards and Cornwallis Gardens, Hastings and Article 4 streets need a full application.
A fixed process built around how Hastings Borough Council validates and decides rear-extension applications — most drawings are submission-ready within seven days of survey.
Send us your Hastings postcode and house type. We confirm your conservation and Article 4 status, how much rear-extension depth you have under permitted development, and score your odds against live Hastings Borough Council decisions.
We measure the original rear wall, floor and eaves levels, side and rear boundary distances and the neighbours' window positions — the numbers the depth limit and daylight splays depend on.
Chartered designers develop the single or two-storey rear extension to your brief, drawn inside the permitted-development limits or to Hastings Borough Council's extension design guidance, with the daylight angles shown.
We submit the certificate, prior-approval notice or application, handle validation and case-officer queries, and revise the drawings free until Hastings Borough Council issues its decision.
Often not. A single-storey rear extension up to 3 metres deep on a terrace or semi, or 4 metres on a detached house, and no higher than 4 metres, is usually permitted development in Hastings. You will need to involve Hastings Borough Council for anything deeper via the larger-home route, for two-storey rear extensions, and for any rear extension in a conservation area such as Burtons', St Leonards and Cornwallis Gardens, Hastings, where those permitted-development rights fall away.
The larger-home extension scheme lets a single-storey rear extension reach 6 metres on a terrace or semi, or 8 metres on a detached house — double the standard allowance. It is not automatic: you submit a prior-approval notification to Hastings Borough Council, neighbours are consulted, and if one objects on amenity grounds the council rules on it. It also does not apply on designated land such as Hastings's conservation areas.
It is the daylight test Hastings Borough Council applies to protect neighbours. Drawn on plan, a line at 45 degrees from the midpoint of the neighbour's nearest ground-floor window should not be crossed by your extension; a companion 25-degree line is checked in section. If the projection breaches it, the extension is likely to be shortened or refused, so we test and prove it on the drawings before submission.
A two-storey rear extension almost always needs a full householder application to Hastings Borough Council, as it sits outside permitted development on most homes. The council checks that it stays at least 7 metres from the rear boundary, does not overbear the neighbours and avoids new overlooking. We resolve the boundary gap, privacy and daylight on the plans so the application is decided on its merits.
Frequently, yes. If the rear extension involves work to a shared wall, building up to the boundary, or excavating foundations near a neighbour's structure, the Party Wall etc. Act applies and you must serve notice — this is separate from Hastings Borough Council's planning decision. We flag it early and can prepare the drawings a party-wall surveyor needs alongside the planning set.
We price each Hastings rear extension on its own footprint and send a fixed, no-obligation quote within one working day. It covers the full drawing pack with free revisions until Hastings Borough Council approves, and we confirm at the outset whether your extension is permitted development, needs prior approval, or a full application. Call 020 7864 7245 to begin.
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